Home Sale Preparation Checklist

Check HM Land Registry (gov.uk/search-property-information). Most properties are registered — download your title register for £3. If unregistered, locate your paper deeds.

EPC required before marketing. Must be valid (within 10 years). Rating of E or above required to sell. Get one from an accredited assessor (£60–120). Buyers will see this before viewing.

Instruct before accepting an offer — conveyancers can prepare draft contracts in advance. Compare at least 3 quotes. Budget £800–2,000 for a typical freehold sale.

Leasehold only: contact your freeholder/management company for a Leasehold Information Pack (LPE1/LPE2). This takes 6–12 weeks and costs £150–400. Start this early — it delays many sales.

For any extensions, loft conversions, conservatories, or structural changes since 1985 — locate the planning permission and completion certificate. If missing, your solicitor may need indemnity insurance.

NHBC warranty (new builds), window FENSA certificates, damp-proofing guarantees, roof warranties, electrical certificates (EICR). Buyers will ask for these.

Your solicitor will send you a TA6 (property information) and TA10 (fittings and contents) form. Complete these accurately and fully — misrepresentation can delay or kill a sale.

Buyers will commission a survey. Known issues (subsidence, roof damage, damp) that a survey will find are better disclosed and resolved (or priced in) upfront. Surprises after survey kill deals.

A recent boiler service (£80–120) and servicing record gives buyers confidence. If boiler is over 10 years old, be prepared to negotiate.

Visible damp or mould is the #1 reason buyers reduce offers or pull out. Identify the cause (condensation, rising damp, penetrating damp) and fix it. Not just cosmetically — fix the root cause.

Look for missing or slipped tiles, sagging, and signs of water ingress in the loft. Buyers' surveyors always check the roof. A quote for any works can prevent renegotiation.

Blocked gutters lead to damp. A £80 gutter clean is worth far more in buyer confidence than its cost.

Buyers will ask about EICR date. If you have old wiring or known faults, consider getting an EICR done before marketing. Issues flagged by a buyer's EICR survey will be used to reduce the offer.

Cracked tiles, stiff doors, dripping taps, broken handles — fix them all. Small faults create a perception that the property hasn't been maintained, leading buyers to mentally add 'what else is wrong'.

Less furniture and fewer possessions make rooms look bigger. Hire a storage unit if needed. This is the single highest-ROI action you can take before marketing.

Budget £200–600 for a thorough professional clean including carpets, oven, windows. A property that smells and looks clean triggers an emotional response that pricing rarely overcomes.

Fresh paint is cheap and transformative. Stick to warm whites, light greys, or off-whites. Remove any bold or unusual colours — buyers need to visualise themselves there.

Kerb appeal matters enormously. Mow the lawn, trim hedges, clear the patio, remove dead plants. The front of the property is the first thing buyers see — online and in person.

A fresh front door (paint or replacement) dramatically improves kerb appeal. Match letterbox, knocker, and handle finishes.

Family photos and highly personal décor make it harder for buyers to imagine themselves living there. Depersonalise without making it feel cold.

Bright, light rooms photograph better and feel more appealing. Clean every window (inside and out), open all curtains/blinds, add lamps to dark corners.

Invite at least 3 agents for a free valuation. Discount the highest estimate — overpricing leads to stale listings and eventual price drops. A realistic price sells faster and for more net.

Use Rightmove's 'Sold Prices' and Zoopla's 'House Prices' tool to see what similar properties on your street or nearby actually sold for (not just listed). Adjust for your property's condition and size.

Typical fees: 0.75–1.5% (sole agency), 2–3% (multi-agency). Check: minimum contract period, what happens if you switch, whether fee is on listing or completion, and whether it includes professional photography.

Purplebricks, Strike, Yopa, and others offer lower fees. Weigh the fee saving against the service, local knowledge, and negotiation support. Works best in high-demand areas.

Professional property photos (£150–300 separately, or included by some agents) add £5,000–20,000 to sale price on average. Never allow smartphone photos in a listing.

Listings with floor plans receive significantly more enquiries. Insist your agent includes one. Some offer 3D/virtual tours — useful for out-of-area buyers.

Check the main photo is your best shot, the description is accurate and compelling, the price is right, and all information is complete. First 48 hours of a listing get the most views.

Facebook, Instagram, WhatsApp groups — word of mouth still sells properties. Buyers sometimes find homes through friends before Rightmove.

Your agent can conduct viewings on your behalf (accompanied). Being present yourself can work if you're a confident seller — or backfire if buyers feel unable to speak freely.

Bowls, beds, cages, pet hair, and pet smells deter a significant portion of buyers. Remove pets and deep clean before every viewing.

Temperature comfortable, good lighting, fresh smell (not overpowering), tidy and clear surfaces, toilet seats down, beds made. A 15-minute reset routine before each viewing pays dividends.

Ask your agent to collect feedback within 24 hours of each viewing. Patterns in feedback (e.g. 'kitchen feels dated') give you actionable intelligence.